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HomeMy WebLinkAboutModification Requests - 08/20/2025 MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 Switchgrass Crossing Modification Request – 3.1.2, Primary Entry of Apartment Building August 20th, 2025 Land Use Code 3.1.2 Apartment Building Location | Primary entry(ies) shall be located on the street-facing façade. Introduction Volunteers of America is one of the nation’s oldest and largest developers of affordable dignified housing for seniors. The goal of this project is to provide 100% affordable housing units to seniors at 30%-60% AMI. The site is in an ideal midtown location, within close proximity to amenities and services. Housing is a critical need in the community, and by developing underutilized land that permits higher density residential uses, we can provide more people with a place to call home. The subject site is situated at 3800 S Mason St, on approximately 1.4 acres and consists of one parcel located on S Mason St, between W Horsetooth Rd and W Troutman Pkwy. Senior housing is a great fit for this location as it contributes to a mix of uses in the area, adding more housing to an area containing primarily commercial businesses. The location is also ideal for affordable housing as it is within ¼ mile of a Safeway grocery store, and within ½ mile of other restaurants, amenities, and retail. The Max Guideway and Mason Trail run parallel to Mason St to the west, offering multi-modal travel options for residents to access other areas of town. Reason for the Request A modification is being requested to LUC 3.1.2 (Location) to allow for a primary entry along the southern side of the multifamily building, which is not the street -facing façade of the building (Mason Street is the adjacent public street). The primary entry is proposed on the south side of the building where it provides many benefit to future residents. During the winter months and shoulder seasons, natural sunlight will shine upon this entrance, reducing chance for snow and ice accumulation at the entry, this reducing slip hazards to the senior residents. Additionally, seniors are more sensitive to cold and wind; a south-facing entrance is warmer, enhancing thermal comfort while awaiting transportation services (a vehicle drop -off area is proposed at this entry), while also reducing the distance of the drop-off/pick up to the front entry. Finally, the warmth from this entry will encourage future residents to take part in outdoor activity and passive use of the seating during the cooler months. This promotes community interaction and socialization of residents – a critical component for mental health in aging populations. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 Justification The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the City by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or r esolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. No Detriment to the Public Good The entrance as located on the south side of the street is easily viewed from Mason Street, particularly when viewed from south of the development. It still functions to activate the Mason Street Corridor as it create a friendly and pedestrian-scale presence along the Mason Street frontage. Horizontally, the entry is less than forty-five(45) feet from the Mason Street right-of-way and a wide walk is provided to welcome residents and visitors to the primary entry. Front porch seating is provided adjacent and acts as a welcoming design consideration. Another entrance is provided on the west side of the multifamily building for resident access if they so choose – this entry faces Mason Street. The approval of this modification would be more beneficial to the future residents and public than a plan that would strictly comply with the code and therefore not be a detriment to the public good. Justification Criterion 1 MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 The intent of the standard is to activate the street-facing facades of multifamily buildings to encourage pedestrian interaction with the public realm as well as provide clear entrances for the public and emergency services. The plan proposed promotes the general purpose equally well as a plan that would strictly comply with the standard. The plan provides a generous thirteen -foot entry walk from the public domain with a clear delineation of the building entrance through the use of decorative paving, front porch seating, and designated drop off location. Standing at the Mason Street sidewalk, due west of the entry, the pedestrian will have no question where primary entrance is located. Careful site planning has ensured clear sight lines from the adjacent vehicle use area to the entry. Justification Criterion 2 The proposed plan will alleviate an existing problem of city-wide concern and will result in a substantial benefit to the City by reason of the fact that the proposed project will help address said city-wide concern. Housing is a critical need in the community, and by developing underutilized land that permits higher density residential uses, we can provide more people with a place to call home. Specifically, this project will provide 100% affordable housing units to seniors at 30%-60% AMI. Like the rest of the US, the Colorado Front Range is experiencing aging population trends that include explosive growth in the 65+ demographic, retirement of the baby boomer generation, and a housing crisis for large senior cohorts. Switchgrass Crossing will help alleviate these concerns by providing needed, efficient housing on currently underutilized land without burdening infrastructure or existing services. Conclusion The request to modify code section does not present a detriment to a public good, but rather allows for the design to better suit the needs of the future senior residents. As such the design better meets the intent of the code, and in doing so allows the project to fulfill an identified community need.